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HDB · 640489

Blk 489 Jurong West Ave 1

Project page · 99-year lease from 1984

Indicative value range
S$403,134 – S$424,926
Indicative mid S$413,103 · S$5,659 psm

Based on 13 sales in this street, last 12 months. Search widened 1 of 3 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Aug 2026Blk 48407 TO 0967 sqmS$385,000S$5,746 psm×1.000S$5,746 psm
Jul 2026Blk 48404 TO 0667 sqmS$370,000S$5,522 psm×1.000S$5,522 psm
May 2026Blk 48404 TO 0667 sqmS$365,000S$5,448 psm×1.000S$5,448 psm
Apr 2026Blk 48404 TO 0667 sqmS$390,000S$5,821 psm×1.000S$5,821 psm
Apr 2026Blk 49107 TO 0967 sqmS$415,000S$6,194 psm×1.000S$6,194 psm
Apr 2026Blk 43107 TO 0975 sqmS$421,000S$5,613 psm×1.000S$5,613 psm
Apr 2026Blk 49010 TO 1273 sqmS$448,000S$6,137 psm×1.000S$6,137 psm
Feb 2026Blk 42304 TO 0674 sqmS$420,000S$5,676 psm×0.997S$5,659 psm
Feb 2026Blk 42801 TO 0375 sqmS$412,000S$5,493 psm×0.997S$5,477 psm
Jan 2026Blk 42307 TO 0974 sqmS$440,000S$5,946 psm×0.997S$5,928 psm
Jan 2026Blk 48901 TO 0373 sqmS$380,000S$5,205 psm×0.997S$5,190 psm
Jan 2026Blk 50301 TO 0374 sqmS$425,000S$5,743 psm×0.997S$5,726 psm
Dec 2025Blk 42304 TO 0674 sqmS$420,000S$5,676 psm×0.996S$5,653 psm

How accurate is this estimate for Jurong West Ave 1?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 56 sales in Jurong West Ave 1 since.

Median error
4.2%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

What the rent says

What this flat earns against what it costs, set beside what homes like it earn.

8.13% gross yield

S$33,600 of rent a year against the estimate above · 0.32 points above flats like it

Homes like this rent for about S$2,800 a month, the middle of 40 approvals in the last year.

Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.81%, from 313 blocks. This town has too few such blocks to measure on its own.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent rental approvals used

ApprovedBlockFlatRent a month
Sept 20264843 ROOMS$3,100
Sept 20264853 ROOMS$2,500
Sept 20264873 ROOMS$2,450
Sept 20265023 ROOMS$2,200
Sept 20264843 ROOMS$2,000
Aug 20264853 ROOMS$3,250
Aug 20264873 ROOMS$3,000
Aug 20264403 ROOMS$2,550

median of 40 HDB rental approvals for 3 ROOM on Jurong West Ave 1 since 2025-10.

Buying or selling at S$413,103?

Buying: Stamp duty on S$413,103 · Cash and CPF needed on S$413,103 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$413,103.

Each opens with this figure filled in; change anything there.

Primary schools near 489 Jurong West Ave 1

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

Within about 1 km

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
May 2026
Blk 489 · 4 ROOM · 10 TO 12 · Model A · 57 years left
103 sqmS$520,000S$5,049 psm
Apr 2026
Blk 489 · 4 ROOM · 04 TO 06 · Model A · 57 years left
103 sqmS$500,000S$4,854 psm
Jan 2026
Blk 489 · 3 ROOM · 01 TO 03 · Model A · 58 years left
73 sqmS$380,000S$5,205 psm
Apr 2025
Blk 489 · 4 ROOM · 04 TO 06 · Model A · 58 years left
103 sqmS$510,000S$4,951 psm
Apr 2025
Blk 489 · 3 ROOM · 07 TO 09 · Model A · 58 years left
73 sqmS$395,000S$5,411 psm
Feb 2025
Blk 489 · 3 ROOM · 04 TO 06 · Model A · 59 years left
73 sqmS$380,000S$5,205 psm
Aug 2024
Blk 489 · 4 ROOM · 07 TO 09 · Model A · 59 years left
103 sqmS$445,000S$4,320 psm
Jun 2024
Blk 489 · 4 ROOM · 07 TO 09 · Model A · 59 years left
103 sqmS$490,000S$4,757 psm
Apr 2024
Blk 489 · 3 ROOM · 07 TO 09 · Model A · 59 years left
73 sqmS$365,000S$5,000 psm
Feb 2024
Blk 489 · 3 ROOM · 07 TO 09 · Model A · 60 years left
73 sqmS$370,000S$5,068 psm
Feb 2024
Blk 489 · 3 ROOM · 04 TO 06 · Model A · 60 years left
73 sqmS$366,000S$5,014 psm
Dec 2023
Blk 489 · 4 ROOM · 10 TO 12 · Model A · 60 years left
103 sqmS$460,000S$4,466 psm
Apr 2023
Blk 489 · 3 ROOM · 07 TO 09 · Model A · 60 years left
73 sqmS$376,000S$5,151 psm
Feb 2023
Blk 489 · 3 ROOM · 07 TO 09 · Model A · 61 years left
73 sqmS$373,000S$5,110 psm
Nov 2022
Blk 489 · 3 ROOM · 10 TO 12 · Model A · 61 years left
73 sqmS$388,000S$5,315 psm
Sept 2022
Blk 489 · 3 ROOM · 10 TO 12 · Model A · 61 years left
73 sqmS$358,000S$4,904 psm
Jun 2022
Blk 489 · 3 ROOM · 01 TO 03 · Model A · 61 years left
73 sqmS$350,000S$4,795 psm
Jun 2022
Blk 489 · 3 ROOM · 01 TO 03 · Model A · 61 years left
73 sqmS$332,000S$4,548 psm
Apr 2022
Blk 489 · 3 ROOM · 10 TO 12 · Model A · 61 years left
73 sqmS$360,000S$4,932 psm
See more

Showing 19 of 63.

Sale prices as filed in caveats.

Where the lease takes this

About 56 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from HDB resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.

From nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years51 yearsS$394,346S$435,390S$471,536S$479,782
10 years46 yearsS$374,482S$456,492S$535,433S$554,325
20 years36 yearsS$329,210S$489,188S$673,009S$721,339

On a flat market the lease alone costs 20% over 20 years. Prices would need to rise about 1.14% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 3.64% a year. Past growth is not a promise of future growth.

Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.

Indicative estimate from comparable caveats. Not a formal valuation.